A groundbreaking and award-winning programme targeting fuel poor homes in London.

Peabody along with Peter Rickaby have devised and implemented a Condensation, Damp and Mould (CD&M) Strategy for the Thamesmead estate in south-east London Targeting 2000 homes. The evidence-based strategy is designed to manage CD&M systematically and focus on homes that will not be refurbished or replaced for some time. CD&M risk assessments and surveys are used to identify homes for a range of interventions, including energy advice, smart heating controllers and demand-controlled mechanical extract ventilation, in various combinations. Evaluation of the first phase of the programme indicates that it is effective in reducing CD&M and increasing the affordability of heating with the potential to improve health outcomes for residents.

Thamesmead and Peabody.

Thamesmead was built in the 1970s and provides over 4,500 homes in high- and medium-rise concrete structures with pre-cast concrete cladding. The original district heating was replaced by individual heating systems in 2000, and most homes have relatively new double-glazed windows; otherwise, the estate has received limited investment. Homes tend to be under-heated and under-ventilated. Condensation, damp and black mould are common. Mould is not only unsightly, it is also unhealthy, being known to exacerbate respiratory illnesses such as asthma.

Peabody acquired the Thamesmead estate through its merger with Gallions Housing Association. The local termination of the new Elizabeth Line (Crossrail) at Abbey Wood heralds rising land values and investment. Peabody has an ambitious Thamesmead regeneration programme that will deliver new homes and comprehensive refurbishment over thirty years, but inevitably many homes will not be replaced or improved for some time. The objective of the £2 million Condensation Damp and Mould (CD&M) Strategy is to manage condensation and mould, and increase the affordability of heating in homes that may not be part of a refurbishment programme for several years.

Adam and Simon will present on how the CDM Strategy has been developed, piloted, evaluated and implemented by a multi-disciplinary team including Peabody’s staff (the sustainability team, project managers, surveyors and energy advisors), technical consultants, Switchee, Aereco, the lead contractor (Vinci)

The constructive, collaborative engagement of all parties has ensured that no inappropriate shortcuts were taken and that outcomes have been consistent with the objectives and compliant with the specifications.

Peabody’s Thamesmead CD&M Strategy adopts a systematic, evidence-based approach to the pernicious problem of CD&M. It is a ground-breaking initiative to improve on the ‘just install a fan’ approach that has been common in social housing. It allows a range of intervention options to be carefully targeted, and for their effectiveness to be monitored after installation. It also integrates energy advice with physical measures – advice visits follow installations.

The first, pilot installations have been evaluated, and seem to be improving the health and quality of life of Thamesmead residents. The Strategy is now being rolled out across the whole of Thamesmead over several years and will continue to be evaluated as it is refined and extended. Peabody is also considering a similar approach for other estates.





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